Henry McClure has 45 years of real estate experience of real estate transactions of all kinds. Most of my career has been dedicated Shopping Mall re-development, commercial leasing, commercial sales, Mixed-Use/TIF redevelopment and sales of residential and commercial real estate. I have played real advisory roles including but not limited, commercial and residential development, leasing, zoning, real estate tax valuation, platting issues and Brokers Opinions. #mcre1
Sunday, August 17, 2025
Saturday, August 16, 2025
Here's a detailed explanation of the Mayor's veto power and its specifics, according to Kansas state law:
Mayoral veto power in Kansas
- General Veto Power: The mayor has the authority to veto any ordinance or resolution passed by the city council, with the exception of charter ordinances.
- Notification of Veto: If the mayor vetoes an ordinance or resolution, they must provide written notice to the council within two days of the veto.
- Veto Overrides: The city council can override a mayoral veto. To do so, they must pass the vetoed ordinance or resolution again, but this time with an affirmative vote of at least five members of the council.
- Failure to Override: If the council does not pass the vetoed measure again within two weeks after the next regular meeting following the veto notification, the ordinance or resolution will not take effect.
- No Action from Mayor: If the mayor does not sign or veto an ordinance or resolution within two weeks of its adoption, the measure will take effect without the mayor's signature.
- Signing Contracts: The mayor is responsible for signing all city contracts before the city is legally obligated to them.
Important considerations
- Charter Ordinances: The mayor does not have the power to veto charter ordinances.
- President Pro Tempore: If neither the mayor nor the mayor pro tempore is present at a meeting, the council can elect a temporary presiding officer by a majority vote, provided a quorum is present.
- Tie-Breaking Votes: The mayor may cast a tie-breaking vote on non-ordinance matters.
- Appropriation Ordinances: Some state laws specify that the mayor may not veto appropriation ordinances and must sign them if present at the meeting.
- President of the Council: The president of the council or acting president does not have the power to sign or veto ordinances in the mayor's absence, according to the Kansas State Legislature.
- Specific Rules Vary: While the information provided covers general Kansas law, specific rules regarding mayoral vetoes might vary slightly depending on the city's charter or code of ordinances.
Note: This information is based on the provided search results and focuses on Kansas law. Mayoral veto power and its limitations can differ significantly in other states and jurisdictions.
Topeka weather #mcre1 Henry McClure 444 mayor
Duties of the mayor of Topeka, Kansas
- Chief elected officer: The Mayor is the chief elected officer of the city, responsible for providing leadership and representing the community.
- Recommends legislation and initiatives: The Mayor recommends measures and legislation to the Governing Body (City Council) and proposes programs for the city's development in various areas, such as physical, economic, social, and cultural aspects.
- Economic development promoter: Actively promotes economic development to broaden and strengthen the commercial and employment base of the city.
- Ceremonial head: Serves as the ceremonial head of the city and represents Topeka in intergovernmental relations.
- Community leader: Provides community leadership.
- Presides over meetings and votes: Presides as Chair of Governing Body meetings and has the right to vote on most matters, with exceptions for ordinances where state law grants the Mayor veto power.
- No administrative powers: It's important to note that the Mayor has no administrative powers in this form of government. The administrative functions and enforcement of laws are typically handled by the City Manager, according to the Kansas State Legislature.
- Signs contracts: It is the Mayor's duty to sign all city contracts before the city becomes liable.
- Represents the Governing Body: The Mayor officially represents the Governing Body at city functions and in negotiations related to policy matters involving other government entities, and makes recommendations to the Council regarding these interactions.
Friday, August 15, 2025
Saturday, August 2, 2025
Summary of Moody's Ratings Action for Topeka, KS (August 9, 2024)
Rating Actions:
- Moody's affirmed Topeka, Kansas' Aa3 issuer and general obligation unlimited tax (GOULT) ratings.
- Affirmed Aa3 senior lien and A1 junior lien combined utility revenue ratings.
- Assigned Aa3 rating to $26.5 million Combined Utility Revenue Bonds, Series 2024-B.
- Total outstanding debt post-sale: ~$560 million (GOULT and utility revenue bonds).
- Outlook: Stable.
- Issuer/GOULT Aa3 Rating: Reflects Topeka’s economic growth, strong housing demand, and robust operating reserves/liquidity, supported by conservative budgeting. The state capital status offsets weaker per capita income and full value. Leverage ratio (~250%) aligns with peers, with planned $26.5 million debt issuance through 2028 expected to maintain this level.
- Senior Lien Utility Aa3 Rating: Driven by a large, stable service area, multiyear rate increases, strong liquidity, and infrastructure investment. Despite elevated debt, bond covenants (1.25x rate covenant, debt service reserve) are satisfactory.
- Junior Lien Utility A1 Rating: One notch below senior lien due to subordination and weaker covenants (1.05x rate covenant).
- Stable Outlook: Supported by regional importance, revenue growth from economic expansion and rate hikes, steady reserves, and moderate leverage.
- Long-term liabilities ratio below 200%.
- Significant improvement in resident income and full value per capita.
- Utility debt service coverage exceeding 2x.
- Operating reserve ratio below 40%.
- Long-term liabilities ratio above 350%.
- Utility debt service coverage below 1.5x.
- Utility days cash on hand below 185-day reserve policy.
- GOULT Bonds: Backed by Topeka’s full faith, credit, and unlimited ad valorem property taxes.
- Utility Revenue Bonds: Payable from net system revenue; junior lien bonds (Series 2021-B) subordinate to state revolving fund loans and senior lien bonds.
- Series 2024-B bonds will fund improvements to the combined utility system (water, stormwater, wastewater) and a debt service reserve fund.
- Topeka, Kansas’ state capital, population ~123,000 (2023), provides public safety, economic development, and utility services (water, stormwater, wastewater).
- Issuer/GOULT: US Cities and Counties (July 2024).
- Utility Revenue: US Municipal Utility Revenue Bonds (March 2024).
So, the total rent expense (under "Occupancy") paid is $360,824.
Based on the provided Consolidated Statement of Functional Expenses for Growth Organization of Topeka/Shawnee County, Inc. and Subsidiary for the year ended December 31, 2022, the expense categorized under "Occupancy" (which typically includes rent) is:
- Economic Development: $248,124
- Events: $1,193
- ETLG: $16,942
- Marketing: $0
- General and Administrative: $94,565
NGOs
A Non-Governmental Organization (NGO) is a non-profit, voluntary group organized at a local, national, or international level to address social, environmental, humanitarian, or developmental issues. NGOs operate independently of government control and are typically driven by a mission to promote positive change, such as alleviating poverty, protecting human rights, conserving the environment, or providing education and healthcare.Key Characteristics of NGOs:
- Non-Profit: NGOs prioritize their mission over profit, reinvesting funds into their programs or operations.
- Independent: They are not controlled by governments, though they may collaborate with them.
- Voluntary: Often rely on volunteers, donations, and grants to function.
- Mission-Driven: Focus on specific causes like disaster relief, gender equality, or climate change.
- Diverse Scope: Can range from small community groups to large global organizations like Amnesty International or Doctors Without Borders.
- Operational NGOs: Directly implement projects (e.g., building schools or providing medical aid).
- Advocacy NGOs: Focus on raising awareness, lobbying, or influencing policy (e.g., Greenpeace).
- Hybrid NGOs: Combine direct action with advocacy.
- International: Oxfam, Save the Children, World Wildlife Fund (WWF).
- Local: Community-based groups addressing local education or health needs.
- Impact: NGOs fill gaps where governments or markets fall short, providing aid, advocacy, and innovation.
- Challenges: Funding constraints, political resistance, and ensuring accountability or transparency.
If you’d like details on a specific NGO or their work, let me know!
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